731 1st Ave N · Bessemer, AL 35020

$29,700

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 294 Days on market

Built 1930 6,098 sqft lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! Finish off remodel where last contractor left off! Will go fast!

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($971 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.4% vs local median 5.9% in Bessemer — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#331 in AL) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A; Watch: crime F, amenities F, employment F.
• Bessemer City (suburban): math 3% / reading 19% proficiency, ranked #120 of 129 in AL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Abrams Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 254 students, 78% FRL); Bessemer City High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 850 students, 61% FRL) — zoned schools average 69% FRL vs 87% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.1%/yr); 115 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 33% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $205 of loan paydown is wiped out by about $891 of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 36% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,136 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.27% ✓
• Cap rate: 28.38%
• Cash-on-cash: 78.89%
• DSCR: 4.51
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $94,464
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 11th St S	0.45mi	2/1.0	728 (-5%)	4mo	$89,900	$123	67
1001 Dartmouth Ave	0.46mi	2/1.0	728 (-5%)	15mo	$24,950	$34	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 75.5%
• Equity multiple: 4.27×
• Total profit: $27,184
• Equity at exit: $4,428

10-year hold

• IRR: 78.4%
• Equity multiple: 7.93×
• Total profit: $57,607
• Equity at exit: $2,568

Cash invested: $8,316 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35020

• Home prices YoY: -24.2%
• Rents YoY: -3.1%
• Active inventory: 115
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $971 high
• Mortgage (P&I): −$156
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $547

Break-even live

Break-even rent $279

Max offer price $29,700

Occupancy floor 39%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $7,425
• Closing costs: $891
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 9th Ct S Bessemer, AL	2.0	1.0	784	$650	$0.83	23d	1	0.23mi
806 4th Ave N Bessemer, AL	3.0	1.0	1092	$1,050	$0.96	23d	1	0.26mi
622 Jefferson Ave Unit 622 Bessemer, AL	2.0	1.0	800	$850	$1.06	3d	1	0.32mi
622 Jefferson Ave Bessemer, AL	2.0	1.0	800	$850	$1.06	21d	1	0.32mi
830 5th Ave N Bessemer, AL	3.0	1.0	1072	$1,000	$0.93	43d	1	0.34mi
931 Dartmouth Ave Bessemer, AL	3.0	1.0	984	$925	$0.94	43d	1	0.45mi
808 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	23d	1	0.55mi
810 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	23d	1	0.55mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$900	$0.93	11d	1	0.56mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$1,000	$1.04	23d	1	0.56mi
410 W Lake Dr Bessemer, AL	2.0	1.0	780	$875	$1.12	10d	1	0.63mi
510 W Lake Dr Bessemer, AL	3.0	1.0	950	$1,025	$1.08	16d	1	0.64mi
512 W Lake Dr Bessemer, AL	3.0	1.0	944	$1,125	$1.19	11d	1	0.65mi
531 W Lake Dr Bessemer, AL	3.0	1.0	1014	$1,200	$1.18	3d	1	0.65mi
1015 11th St N Bessemer, AL	2.0	1.0	876	$975	$1.11	11d	1	0.86mi
817 15th St N Bessemer, AL	3.0	2.0	1116	$1,125	$1.01	3d	1	0.92mi
719 16th St N Bessemer, AL	3.0	1.5	1085	$1,075	$0.99	23d	1	0.94mi
1622 Fairfax Ave Bessemer, AL	2.0	2.0	1104	$995	$0.90	2d	1	0.98mi
1600 Holbrook Ave Bessemer, AL	3.0	1.0	885	$999	$1.13	2d	1	1.06mi
420 19th St S Bessemer, AL	2.0	1.0	910	$850	$0.93	43d	1	1.10mi
1830 Exeter Ave Bessemer, AL	2.0	1.0	913	$850	$0.93	43d	1	1.11mi
2123 Arlington Ave Bessemer, AL	3.0	1.0	616	$950	$1.54	16d	1	1.27mi
1909 Holbrook Ave Bessemer, AL	2.0	1.0	1064	$930	$0.87	43d	1	1.30mi
306 W Lake Cir SW Bessemer, AL	1.0–3.0	1.0–2.0	1004	$1,089	$1.08	1d	1	1.34mi

Listing history 3 events

1. 2022-02-24
   status Pending
2. 2021-05-11
   historical
3. 2021-05-06
   listed $29,700 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $627 · $52/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 36% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,651
• − Mortgage interest: −$1,664
• − Property taxes: −$627
• − Insurance: −$148
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$864
• Taxable income: $6,484
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $5,004/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bessemer City
• NCES district ID: 0100330
• Math proficiency: 3% ▼ -18.00%
• Reading proficiency: 19% ▼ -3.00%
• Median HH income: $29,721
• Composite: 8.45/100
• National rank: #9905
• State rank: #120 of 129 in AL

Livability — Bessemer

• Score: 59/100
• State rank: #331
• US rank: #20078

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bessemer, AL
• County: Jefferson County · 527,445 people
• City population: 48,018
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 24,892
• Household income: $35,362
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1001.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (74%)
• Race & ethnicity: Black 74% Hispanic / Latino 13% White 11% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.54%
• Current HPI: 179.7702
• Rent YoY: ▼ -3.12%
• Metro: Birmingham-Hoover, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

3 events — show timeline

• 2022-02-24 Pending — Greater Alabama MLS
• 2021-05-11 Delisted — Greater Alabama MLS
• 2021-05-06 Listed $29,700 Greater Alabama MLS

Property tax history

+5.6%/yr

Latest (2025): $627 · +0.0% YoY. Source: county tax records.